Quote from @Joe S.: Quote from @Jay Hinrichs: when I was buying notes I did not even run credit.. but I only paid 10 to 20 cents on the dollar.  

It is pricey and a little hard to make the numbers in my experience, but it is a vast area (S FL in general) so I am sure there are pockets where it makes sense. 

Focus on tax-saving strategies such as cost segregation studies and bonus depreciation to accelerate deductions.By qualifying as a Real Estate Professional (spending 750+ hours annually and materially participating), you can offset your wife’s S-Corp income with real estate losses, reducing your tax liability.

@Tyler Lingle I found a couple prior to even posting this (CIREIA Club) but was curious about others before making a decision on which one(s) to focus my time. 

What markets and what property type(s) would you look into first?

Yes trying to find info as well, offered 1031 and/or straight investment $s w 6 month min lockup period for a return in the 14s, seems too good(i know what they say, lol)

Even with buying down the rate, I would not expect to get better than low 6's in the best of scenarios.

.: @Nathan Gesner   Hmmmm....thanks for asking....i thought there was a law change quite a while back, maybe over 10 years ago, which prohibited smaller landlords like me for getting SS#s. 

That time I was looking at getting 201 S Washington (a 5 unit rental) and S Washington wasn't designated as STR and Gettysburg City said that I had to go thru the process of applying for zoning licence which is followed by a hearing with the neighbors as the jury who would hand me the verdict - yes/no.I like analyzing markets and observing them for a number of months/years.

If it looks like s*** you will get tenants who also don't give a f***, excuse my plain words.